VA MPR Changes May 1, 2026: Sheds, Radon, Paint Requirements Eliminated for Ohio VA Buyers
On February 27, 2026, the Department of Veterans Affairs announced the removal of five Minimum Property Requirements (MPRs) from the VA Lender's Handbook, effective for all VA appraisals ordered after May 1, 2026. These changes eliminate compliance requirements for sheds and outbuildings, remove radon gas certification for new construction, eliminate oxygen depletion sensor requirements for non-vented heaters, and simplify paint repair standards for homes built after 1978.
As an Ohio REALTOR with 13+ years of appraisal management experience and extensive VA loan expertise serving Wright-Patterson AFB military families, I'm breaking down exactly what these changes mean for VA buyers in Springfield, Fairborn, Beavercreek, Dayton, and across Ohio. This is the most significant streamlining of VA property requirements in years, and it removes friction points that have delayed closings and killed deals.
The Official Changes: VA Pamphlet 26-7, Revised Change 46
On February 27, 2026, Patrick Zondervan, Executive Director of the VA Loan Guaranty Service, issued Transmittal of Change 46 to VA Pamphlet 26-7 (the VA Lender's Handbook). The transmittal states these requirements were found to be "superfluous" and are being struck from Chapter 12 Minimum Property Requirements.
The changes become effective for all VA appraisals ordered after May 1, 2026. If your appraisal is ordered on May 1st or later, these new relaxed standards apply. If your appraisal was ordered before May 1st, the old requirements still apply even if the inspection happens in May.
What Changed: The Five Removed Requirements
1. Detached Sheds and Outbuildings No Longer Subject to MPRs
OLD REQUIREMENT (Before May 1, 2026): "Detached sheds or other improvements on the site may be included in value if the improvement meets VA's MPRs. If the improvement does not meet MPRs it must be excluded from value. If the improvement presents a health or safety hazard, the appraisal must be completed subject to the removal of the improvement."
NEW STANDARD (After May 1, 2026): This entire requirement has been removed. Appraisers no longer evaluate detached sheds, outbuildings, or other non-residential improvements for MPR compliance.
What This Means for You: That old shed in the backyard with peeling paint or a sagging roof? It won't kill your VA loan anymore. Before May 1st, a shed with defective paint on a pre-1978 property could trigger a repair requirement or force the appraiser to exclude it from value. After May 1st, the shed is simply no longer evaluated for MPR purposes.
Important Clarification: This applies to detached, non-residential improvements only. The main dwelling still has all paint requirements in effect (see section below). If a detached structure presents an actual safety hazard (like a collapsing roof that could fall onto the dwelling), appraisers can still flag it under general hazard provisions, but the specific MPR compliance requirement is gone.
2. Radon Gas Requirements Completely Removed
OLD REQUIREMENT (Before May 1, 2026): "On proposed and new construction cases, the builder must certify that radon resistant construction techniques were used where applicable and construction meets any local or state building codes for radon control. Radon resistant construction techniques are considered to be applicable for properties located in Radon Zone 1."
NEW STANDARD (After May 1, 2026): Topic 34 (Radon Gas) has been removed in its entirety. No radon-related certifications, testing recommendations, or builder certifications are required.
What This Means for You: If you are buying new construction in a Radon Zone 1 area (primarily parts of northern and eastern Ohio, including portions of Clark, Greene, and Montgomery counties), builders no longer need to provide VA with certification that radon-resistant construction techniques were used.
Ohio Radon Context: According to the Ohio Department of Health, Ohio has significant radon risk in many counties. Greene County (Fairborn, Beavercreek, Xenia) and Clark County (Springfield, New Carlisle) both have areas with elevated radon potential. Even though the VA no longer requires builder certification, you should still test.
3. Non-Vented Heater and Oxygen Depletion Sensor Requirements Eliminated
OLD REQUIREMENT (Before May 1, 2026): "If the dwelling will have a permanently installed, non-electric, non-vented fireplace or other non-vented space heater: (1) the NOV must be conditioned to require the Veteran's written acknowledgement that the dwelling contains a non-vented fireplace or space heater which has not been inspected by VA, and (2) a licensed heating/air conditioning contractor must certify in writing that the non-vented appliance is equipped with an approved Oxygen Depletion Sensor and meets the local building authority requirements."
NEW STANDARD (After May 1, 2026): This entire requirement has been removed. No contractor certification of oxygen depletion sensors is required, and no Veteran acknowledgement is needed.
What This Means for You: If the home has a ventless gas fireplace, gas space heater, or similar non-vented heating appliance, the VA no longer requires a licensed HVAC contractor to certify that it has an oxygen depletion sensor. The acknowledgement form is also eliminated.
Safety Note: Oxygen depletion sensors are still a good safety feature. Modern ventless appliances are required by building codes to have them. The VA simply no longer requires the extra layer of certification paperwork.
4. Peeling Paint on Post-1978 Homes: Requirement Condensed
OLD REQUIREMENT (Before May 1, 2026): "If the dwelling or related improvements were built in 1978 or later, the appraiser must report all defective paint surfaces on the exterior and require repair of any defective paint that exposes the subsurface to the elements. Interior defective paint on a dwelling built in 1978 or later is normally considered cosmetic."
NEW STANDARD (After May 1, 2026): Topic 32a (Properties Built in 1978 or Later) has been "condensed" according to the transmittal. The exact new language is not yet published in the updated handbook, but the requirement has been simplified.
What This Likely Means for You: The VA is streamlining the paint requirements for post-1978 homes. The old standard required appraisers to report ALL defective exterior paint and require repair if it exposed subsurface to elements. The "condensed" version will likely focus only on paint defects that present actual structural weatherproofing issues rather than minor cosmetic peeling.
Pre-1978 Homes: The lead-based paint requirement for pre-1978 homes remains largely intact, with one small change noted below.
5. Lead-Based Paint: Minor Wording Change for Pre-1978 Homes
OLD REQUIREMENT (Before May 1, 2026): "If the dwelling or related improvements were built before 1978, the presence of lead-based paint must be presumed."
NEW STANDARD (After May 1, 2026): The phrase "or related improvements" has been removed from Topic 32b.
What This Means for You: This is a minor technical change. The lead-based paint requirement for pre-1978 main dwellings remains fully in effect. Any defective paint (chipping, cracking, scaling, peeling, or loose) on a pre-1978 dwelling must still be corrected before closing. The removal of "or related improvements" likely coordinates with the elimination of the detached improvements requirement (change #1 above), clarifying that outbuildings are no longer evaluated.
Critical Point: If you are buying a home built before 1978, the lead-based paint requirement still applies to the main house. Peeling paint on exterior or interior surfaces must be scraped, cleaned, and repainted with two coats of non-leaded paint. This requirement has NOT been removed or reduced.
What Still Requires Repair: MPRs That Did NOT Change
It is equally important to understand what did NOT change. The following MPRs remain fully in effect after May 1, 2026:
Roof Condition: Roofs must prevent moisture entry and have reasonable future utility (typically 2+ years remaining life). Foundation and Structural Soundness: No excessive settling, cracks, or structural defects. Mechanical Systems: Heating, plumbing, electrical must be safe and operational. Water and Sewer: Continuous potable water supply and safe sewage disposal. Wood-Destroying Insects: Termite inspections still required in moderate-to-heavy and very-heavy zones (most of Ohio). Safety Hazards: Missing handrails, unsafe electrical, exposed wiring must be corrected. Peeling Paint on Pre-1978 Main Dwellings: Still requires full lead-based paint remediation. Drainage and Grading: Proper drainage away from foundation. Attic and Crawl Space Access: Must be accessible and properly vented.
The VA did not eliminate core health and safety standards. These changes remove administrative and documentation requirements that were determined to be superfluous, not fundamental structural or safety protections.
Why the VA Made These Changes
The official transmittal states these five requirements were found to be "superfluous." In plain language, this means the VA determined these requirements were redundant, overly burdensome, or not essential to protecting Veterans from unsafe or unsound properties.
My Perspective (From 13+ Years in Appraisal Management):
These were common friction points in VA transactions. The detached improvement requirement was particularly problematic because old sheds and garages on otherwise excellent properties could trigger repair conditions or value exclusions that served no real safety purpose. The radon certification requirement for new construction added paperwork without adding protection (since building codes already address radon in most jurisdictions). The oxygen depletion sensor certification was duplicative of building code requirements and manufacturer standards.
This is smart policy. The VA is removing paperwork that slowed transactions without removing actual safety protections. The core MPRs that protect Veterans from structural defects, unsafe systems, and health hazards remain fully intact.
Timeline: When Do These Changes Take Effect?
Effective Date: All VA appraisals ordered after May 1, 2026
How This Works:
Appraisal ordered on April 30, 2026: OLD rules apply (all five requirements still in effect). Appraisal ordered on May 1, 2026: NEW rules apply (five requirements removed). Appraisal ordered April 25, inspection happens May 10: OLD rules apply (the order date controls, not the inspection date).
Your lender orders the appraisal through the VA system. The date the VA assigns the appraisal to the fee appraiser determines which standards apply.
Impact on Ohio VA Buyers: What This Means Locally
Springfield, Clark County: Clark County has older housing stock with many homes built before 1978. The shed/outbuilding change will be significant here. Many Springfield properties have detached garages or sheds from the 1950s-1970s that previously triggered repair requirements. Starting May 1st, these are no longer evaluated.
Fairborn, Beavercreek, Wright-Patterson AFB Area: These areas have a mix of older established neighborhoods and newer construction. The radon requirement removal affects new construction buyers, and the shed requirement affects buyers in older neighborhoods near WPAFB. The ventless fireplace requirement was common in basement renovations and finished lower levels.
New Carlisle, Enon: These communities have significant pre-1978 housing stock and rural properties with outbuildings. The shed/outbuilding change is a major improvement for buyers looking at these properties.
Dayton Metro: Dayton's diverse housing stock means all five changes have relevance. Older urban neighborhoods benefit from the shed requirement removal. New construction areas benefit from radon certification elimination. Renovated homes with ventless fireplaces benefit from the oxygen depletion sensor requirement removal.
What VA Buyers Should Do Now
If You Are Under Contract (Appraisal Not Yet Ordered):
Review the property for any of the five removed requirements. If the property has issues that would be affected (shed with peeling paint, new construction in Radon Zone 1, ventless fireplace), consider whether delaying the appraisal order until after May 1st makes sense. Discuss timing with your lender and agent. Balance appraisal timing against rate lock expiration and closing deadlines.
If Your Appraisal Is Already Ordered:
The old rules apply to your transaction. If you receive repair conditions related to any of the five removed requirements, you still need to complete them. These changes do not apply retroactively to appraisals ordered before May 1st.
If You Are Shopping for a Home:
Be aware these changes are coming but are not yet in effect. Do not make offers assuming the new standards apply until after May 1st. Consider properties you may have previously passed on due to shed conditions or ventless fireplaces, as these issues will soon be non-factors.
Regardless of Timing:
Still get a professional home inspection (the VA appraisal is not a home inspection). Still test for radon even though VA no longer requires it. Still ensure ventless appliances have oxygen depletion sensors (good practice even without VA requirement). Still address obvious safety hazards even if the VA no longer flags them.
Common Questions About the May 1st Changes
Does this mean I can buy a house with a falling-down shed?
The shed won't be evaluated for MPR compliance, but if it presents an actual hazard to the main dwelling (for example, it could collapse onto the house), the appraiser can still flag it under general hazard provisions. The change eliminates the requirement to evaluate sheds for things like peeling paint, not the requirement to flag genuine safety threats.
Should I still test for radon?
Yes. The VA removed the certification paperwork requirement, not the health risk. Radon is the second leading cause of lung cancer. Testing costs $150 to $300. Mitigation systems cost $800 to $1,500. This is smart money for any home purchase, especially homes with basements or lower levels.
Can I waive the home inspection since the VA removed some requirements?
Absolutely not. The VA appraisal checks minimum property standards to ensure the home is safe, sound, and sanitary. A home inspection goes much deeper, checking appliance condition, HVAC longevity, plumbing details, electrical panel capacity, and hundreds of other items the VA appraiser never evaluates. These changes make the VA appraisal slightly less strict, but they make the home inspection MORE important, not less.
What if my pre-1978 house has a shed with peeling paint?
The main dwelling still requires full lead-based paint remediation for any defective paint. The shed no longer requires it (as of May 1st). This is actually a common scenario where the change helps significantly. Previously, both the house and the shed required lead-based paint work. After May 1st, only the house does.
Does this apply to refinances or just purchases?
These MPR changes apply to all VA appraisals ordered after May 1, 2026, including purchase transactions, cash-out refinances, and IRRRLs (Interest Rate Reduction Refinance Loans) that require an appraisal. The change is to the appraisal standards themselves, not the loan type.
What if the seller already agreed to repair the shed before these changes?
This is a contract issue between you and the seller. If your purchase agreement requires the seller to repair the shed, that obligation exists regardless of whether the VA requires it. The VA removing the requirement does not automatically void seller repair obligations in your contract. Discuss with your agent.
Can I buy new construction without radon-resistant features after May 1st?
The VA no longer requires builder certification of radon-resistant construction. However, local building codes may still require it (many Ohio jurisdictions do for Radon Zone 1 areas). Check with the builder and local building department. The VA removing its requirement does not override local code.
Will appraisers still mention these things in their reports?
Appraisers may still note these conditions in their reports for informational purposes, but they cannot prepare the appraisal "subject to" repair of these items or exclude value based on them (for appraisals ordered after May 1, 2026). For example, an appraiser might note "detached shed has peeling paint" but cannot require it to be repaired or exclude the shed from value.
My Recommendation: Smart Strategy for VA Buyers
These changes are a win for VA buyers. They remove administrative friction without removing safety protections. However, do not interpret these changes as permission to skip due diligence.
My advice to military families and VA buyers:
Always get a home inspection. The VA appraisal protects the VA's interest in the loan. The home inspection protects your interest in the property. Still test for radon. It costs $150-$300 and could save your family's health. Use these changes strategically. Properties with sheds, ventless fireplaces, or new construction in radon zones may now be more viable for VA financing. Do not confuse "VA no longer requires it" with "it is not important." Many of these items are still important for safety, health, and long-term property value. Work with a VA-experienced agent. These changes are significant, and you need someone who understands both the old and new standards to navigate transactions effectively.
Why My Appraisal Background Matters Here
With 13+ years of residential appraisal management experience, I have reviewed thousands of VA appraisals and navigated countless MPR repair conditions. I have seen deals killed by shed paint requirements, delayed by radon certifications, and stalled by oxygen depletion sensor paperwork.
I know which appraisers in the Springfield, Dayton, Fairborn, and Beavercreek areas are VA-experienced and how they interpret MPRs. I know how to structure offers to account for potential MPR issues. I know when to fight for a waiver and when to walk away.
This is particularly valuable right now, during the transition period. Between now and May 1st, I can help you navigate which standard applies to your transaction and how to time appraisal orders strategically. After May 1st, I can help you take advantage of the more flexible standards while still protecting your interests through proper inspections and due diligence.
Related Reading
Wright-Patterson AFB Relocation Guide: Fairborn, Beavercreek, Springfield Housing for Military Families
VA Loan Basics: Zero Down Payment Home Buying for Ohio Veterans
Springfield Ohio New Construction Guide: DR Horton Communities and VA Financing
Home Inspection vs VA Appraisal: What Each Covers (And Why You Need Both)
Frequently Asked Questions: VA MPR Changes May 1, 2026
When do the new VA MPR rules take effect?
The new rules take effect for all VA appraisals ordered after May 1, 2026. If your appraisal is ordered on May 1st or later, the relaxed standards apply. If your appraisal was ordered before May 1st, the old requirements still apply even if the inspection happens after May 1st. The order date controls which standards apply, not the inspection date or closing date.
What specific requirements did the VA remove?
The VA removed five MPR requirements: (1) compliance requirements for detached sheds and outbuildings, (2) radon gas certification requirements for new construction in Radon Zone 1 areas, (3) oxygen depletion sensor certification for non-vented heaters and fireplaces, (4) simplified paint requirements for homes built after 1978 (condensed, not removed), and (5) removed the phrase "or related improvements" from pre-1978 lead-based paint requirements. These changes were outlined in VA Pamphlet 26-7, Revised Change 46, dated February 27, 2026.
Does this mean sheds with peeling paint are now acceptable?
Detached sheds and outbuildings are no longer evaluated for MPR compliance starting May 1, 2026. This means peeling paint on a shed will not trigger a repair requirement or force the appraiser to exclude the shed from value. However, if the shed presents an actual safety hazard to the main dwelling (such as a collapsing structure that could fall onto the house), appraisers can still flag it under general hazard provisions. The change eliminates MPR compliance checks for detached improvements, not the requirement to flag genuine safety threats.
Do I still need to test for radon gas?
Yes, you should absolutely still test for radon. The VA removed the paperwork requirement for builder certification in new construction, but radon remains a serious health risk. The EPA identifies radon as the second leading cause of lung cancer in the United States. Testing costs $150 to $300, and mitigation systems cost $800 to $1,500 if elevated levels are found. Many areas of Ohio, including parts of Greene, Clark, and Montgomery counties, have elevated radon potential. The VA's removal of the certification requirement does not eliminate the health risk.
Can I skip the home inspection now that VA requirements are reduced?
No. You should never skip the home inspection. The VA appraisal checks minimum property standards to ensure the home meets baseline safety, soundness, and sanitation requirements. A professional home inspection goes much deeper, evaluating appliance condition, HVAC system longevity, plumbing details, electrical panel capacity, roof condition, foundation integrity, and hundreds of other items the VA appraiser never checks. These MPR changes make the home inspection more important, not less important. The VA appraisal protects the VA's interest in the loan. The home inspection protects your interest in the property.
What happens if my appraisal was ordered before May 1st but the inspection is after May 1st?
The old MPR requirements still apply. The order date controls which standards apply, not the inspection date. If the VA assigned your appraisal to a fee appraiser on April 30, 2026, the old requirements (including shed compliance, radon certification, and oxygen depletion sensors) are still in effect for your transaction even if the physical inspection happens on May 5th. The changes are not retroactive. Only appraisals ordered on or after May 1, 2026 qualify for the new relaxed standards.
Does the lead-based paint requirement still apply to pre-1978 homes?
Yes. The lead-based paint requirement for pre-1978 main dwellings remains fully in effect. Any defective paint (chipping, cracking, scaling, peeling, or loose) on a home built before 1978 must still be corrected before closing. The paint must be thoroughly cleaned, scraped, and repainted with two coats of non-leaded paint. The only change was removing the phrase "or related improvements," which coordinates with the elimination of the detached improvements requirement. The main house still requires full lead-based paint remediation for all defective paint surfaces.
Will these changes help me buy a home faster?
Potentially, yes. These changes remove common friction points that delayed closings. Detached improvement repairs (like sheds with peeling paint) could add 1-2 weeks to the timeline while contractors were scheduled. Radon certifications for new construction could delay by several days. Oxygen depletion sensor certifications for ventless fireplaces could add a week. By eliminating these requirements, the VA has removed delays that did not serve a meaningful safety purpose. However, you should not sacrifice due diligence for speed. Still get a professional home inspection, still test for radon, and still ensure mechanical systems are safe.
Can I buy a property that previously failed VA appraisal due to shed conditions?
If a property previously failed a VA appraisal solely due to detached shed or outbuilding conditions, and the appraisal is now expired, you may be able to purchase that property with a new VA appraisal ordered after May 1, 2026. The new appraisal would not evaluate the shed for MPR compliance. However, verify that the shed was the only issue. If the property had other MPR failures (roof, foundation, electrical, etc.), those issues remain and must be corrected. Discuss with your agent and lender about ordering a fresh appraisal after May 1st for properties that previously had shed-related failures.
Do these changes apply to VA refinances or just purchases?
These MPR changes apply to all VA appraisals ordered after May 1, 2026, regardless of loan type. This includes purchase transactions, VA cash-out refinances, and VA IRRRLs (Interest Rate Reduction Refinance Loans) that require an appraisal. The changes are to the appraisal minimum property requirements themselves, not specific to any particular loan product. If your refinance requires a full appraisal and it is ordered after May 1st, the new relaxed MPR standards apply.
How do I know if my property is in a Radon Zone 1 area?
The EPA publishes radon zone maps by county. You can check your property's radon zone at the EPA website (geopub.epa.gov/Radon). In Ohio, portions of Greene County (Fairborn, Beavercreek, Xenia), Clark County (Springfield, New Carlisle), and other counties have Radon Zone 1 designations. Even though the VA no longer requires radon-resistant construction certification for new homes in these areas, local building codes may still require it, and testing is still recommended. Radon levels vary significantly even within the same neighborhood, so testing your specific property is the only way to know actual radon levels.
Amanda Mullins, MBA, REALTOR®, SRES | eXp Realty | Move Smart with Amanda
Serving Springfield, Dayton, Columbus, Fairborn, New Carlisle, Enon, and the Wright-Patterson AFB corridor in Ohio. 13+ years residential appraisal management experience. DR Horton 2025 Top Performing Real Estate Agent Partner. Featured in the New York Times. 2026 RateMyAgent Agent of the Year (Champaign County) | Top 5 Agent #2 (Clark County).
Phone: (317) 750-6316 | Email: amullinsmba@gmail.com | movesmartwithamanda.com | Ohio License #2021006208 | 301 N Fountain Ave, Springfield, OH 45504
